CALIFORNIA EDITIONAlthough difficult to look beyond all of the inconve-niences and costs, it is important to remember the true in-tent of the VGB law: to make pools safer. While frustrating

www.condomgmt.com VOLUME XX » NUMBER 221 » APRIL 2010

CALIFORNIA EDITION

LanesEnd Homeowners Association

PUBLIsHERMelanie L. Lange Mendez

PUBLIsHER’s AssIsTANTPenny Lund

EDITORIAL sUPPORTAmanda Hall

CIRCULATIONCarlos Mendez

DEsIgN/LAyOUTRICHARDS PUBLISHING [email protected]

www.CONDOMgMT.COM

All articles appearing in Condo-Management reflect the opinion of the authors and not necessarily that of Papers Inc. or the editors. Acceptance of advertising in Condo-Management does not constitute an endorsement of the products or ser-vices. We encourage the submission of news, announcements, signed letters to the editor and articles for publication subject to space limita-tion and editing. CondoManagement seeks to provide a forum for the ex-change of ideas and opinions.

COPyRIgHT 2010 ©by Papers Inc.CondoManagement is published by Papers Inc.

PREsIDENTMelanie L. Lange Mendez11345 398th StreetBagley, MN [email protected](888) 412-6636

COVER»TRIP HAzARDs A A better idea to fix trip hazards By Wendell Conner

»POOLs

4 VGB Act: What now? By Kevin Kostka

I saving Energy: Green energy options for your

community swimming pool By Fred Ross

18 Cool pool tools By Richard L. Thompson

FOCUs

»PEsT CONTROL C Build a strong foundation for pest management success By Peter Copps

»MIsCELLANEOUs G National Correspondents Corner

16 California Correspondents Corner

21 Ad Summary

»FINANCE F Wells Fargo Bank stops making

loans on condominums and PUDs By Christopher Hanson

»COLUMNs

Management Monthly: E Community management

technology trends: What’s on the rise? By Tiffany Nguyen, CCAM

»LANDsCAPINg 2 Landscaper turnover tips By Matt Davenport

1April 2010 » California » CondoManagement

N.N. Jaeschke is San Diego’s most experienced and comprehensive property services company. Since 1971, our sole focus has been providing property services that enrich communities and enhance the associations we serve.

Management and Financial ServicesCommunity Association Management •Single family neighborhoods, townhomes, and condominiums

Developer consultingExtensive financial servicesEducational seminars and workshops

Building, Landscaping, and Janitorial ServicesRepairs and construction, maintenance, and

lighting servicesPainting servicesLandscape and irrigation servicesJanitorial services

9610 Waples StreetSan Diego, California92121-2992Telephone (858) 550 7900Fax (858) 550 7929Southern California Toll Free (800) 448 7601www.nnj.comCA Contractors Lic. No. 303976.Fully insured.

Berg Insurance agency Inc.

Farmers Insurance

group

Homeowner Association

Insurance Specialist33 Years Experience Lic.

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(949) 830-4590 (800) 989-7990

23651 Birtcher Drive Lake Forest, CA 92630

Cardinal Property Management Inc., AAMC/CMF (800) 400-6686

South County:22471 Aspan Street, Suite 101Lake forest, CA 92630(949) 470-0120Fax (949) 470-0122

Corporate:1290 N. Hancock Street, Suite 103Anaheim, CA 92807(714) 779-3400Fax (714) 779-3400

2 CondoManagement » California » April 2010

LANDsCAPINg

Turning over a property from one landscaper to another can be awkward and uncomfortable. However, it’s very important to the immediate and future success of the commu-

nity. The following tips will make the turnover process easy.» Make a personal call to the current contactor to let them know

they are being terminated. A personal call will set the groundwork for a smooth transition. » Send a letter to the current contractor to notify them of

termination.In addition to a personal call, a letter of termination should be issued

to make sure both parties are on the same page. » Send a letter to the new contractor to notify them of the

awarded contract.The new contractor will need the full 30 days to prepare. » Complete a turnover walk with the current contractor. Create a punch list of items that need to be completed before the final check is released.

Examples: remove trash from sidewalk, clean V-ditch, provide keys and maps to management office.» Ask current contractor during the walk to answer the following questions: Are there any projects that you feel need to get done but didn’t?Are you aware of any special circumstances or situations that I should know about? E.g., property lines, angry homeowner, leaning tree, etc.Is there anything else I should know about?» Complete a startup walk prior to start date with new contractor. Deliver maps, keys and insight on key issues and areas of the property. Reinforce expectations delivered by the board.

By Matt Davenport

LANDSCAPER TURNOVER TIPS


» Verify punch list is complete seven days before termination of current contractor. If the work is not done to your satisfaction, the additional seven days will allow for completion.

» Manage expectations. The new contractor will do

what is important to you, e.g., lower water consumption, keep the grass green at all times, etc. Let them know! A good turnover and startup can reduce workload and stress for the community manager.

The key to a successful turnover is communication. A healthy transition and startup is critical to reducing workload and stress for the commu-nity manager. Finally, consider hiring an objective third-party expert to assist in this process. A third party with specialized knowledge can sup-plement the skills of a management company by diagnosing landscape-related problems and create sustain-able cost saving solutions.

Watch for an article next month on things to consider before firing your landscaper.

Matt Davenport is president of Monarch Environmental Inc.

monarch environmentalFull Service Landscape Consulting

t. 949 207 8332 • www.monarchenvironmental.orgArborist WE-7385A • Water manager • Ornamental Horticulturist • C-27

Monarch SAVED our community THOUSANDS - Board Member

Best Decision We Ever Made!!! - Community Member


POOLs

VGB ACT: WhAT NOW?

Now that the initial scramble to become Vir-ginia Graeme Baker–compliant is over, let’s take a look back at what brought us to this point.

» December 19 2007 – The Virginia Graeme Baker Act is signed into federal law to be enforceable in 12 months, giving all public pools one year to become compliant.

» April 2008 – The Consumer Products Safety Commission,

By Kevin Kostka

as the governing body charged to enforce the VGBA, prints its first interpretation of the law. Several interpretation updates to follow.

» First and Second Quarter, 2008 – Initial VGB–compliant drain covers pass the safety tests and become available for purchase and installation.

» November 2008 – County Health Departments rule that permits must be obtained prior to any VGB work performed on a public pool.

» December 19, 2008 – The VGB law becomes enforceable on a federal basis, and all public pools are now considered unlawful with exposed liability unless VGB compliant.

» January 2009 – Some insurance companies start the practice of non-renewing policies or excluding the pool areas from liability coverage.

» March 2009 – The process for obtaining permits for a public pool remodel reaches six to eight weeks. This delays renovations of public pools and spas, and keeps some closed for the start of the pool season.

» January 2010 – In an effort to relieve the state and local authorities of the liability, new compliance documents are introduced to be signed by the contractor and the owner (property managers) of public pools. Final format of this document is still under review.

This brings us to the present. After all the confusion last year about Federal vs. State adoption of the Virginia Graeme Baker Act, and whether the County Health Agencies were going to enforce the new Act, California put to rest its intentions when it formally adopted the VGB Act and incorporated its wording into the code requirements start-ing July 1, 2010. So while property owners and managers

were federally liable starting December 19, 2008, they will also be liable from a state and local standpoint starting July 1 of this year. There have been two large lawsuits already filed across the country citing “negligence, wrong-ful death, failure to protect, and violation of the VGB Act” over the last 18 months. The Consumer Products Safety Commission is now conducting their own inspections of commercial bodies of water, and in some cases shutting them down with the further threat of fines. This has made everyone in the industry a little edgy and much more aware of potential liability and litigation. This increased focus on potential liability and a strong commitment to making commercial swimming pools, spas and waders safe for the user, has caused the local health agencies to take a much more detailed look at the pool code with the aim of being proactive in bringing pools with pre-existing non-compli-ant conditions into compliance. This has caused them to make some changes that impact everyone.

In previous years, the re-plastering of swimming pools, spas and waders used to be exempt from permits. With the increased focus brought on by the VGB law, this has changed. In addition, the process for applying for permits and receiving final inspection and approval on these same plastering jobs has also changed since implementation. The inspection of pumps and plumbing, the sizing of pumps and plumbing, and the inspection of drains and suction systems have all been added incrementally. Additionally, step tread height and depth have also come under scrutiny. None of these items were ever considered by the local health agen-cies or contractors when swimming pools were re-plastered before. These requirements are now being reviewed and en-forced at final inspection by some counties, requiring some pools and spas to downsize pumps and others to re-con-struct step tread height and depth requirements to meet code. Delays and extra costs come with these changes, add-ing to owners’ frustration.

Although difficult to look beyond all of the inconve-niences and costs, it is important to remember the true in-tent of the VGB law: to make pools safer. While frustrating at times, I believe that VGB has accomplished this goal.

Kevin Kostka works with corporate sales for Alan Smith Pool Plastering Inc.

4

»

Trip Hazard SolutionPhone Number: 714-610-9252Cell Number: 714-926-2511

Email Address: [email protected] www.triphazardsolution.com

No Municipal Building Permits required.

What are the benefits of concrete leveling over replacement?

•The cost of leveling usually represents a savings of 70 percent over replacement.

•The leveling process can be completed in a mat-ter of hours

•Landscaping and adjacent areas are usually unaf-fected by our process.

•Leveling maintains the uniform color of your concrete slabs.

•Concrete leveling reduces job time, energy utili-zation and environmental problems associated with concrete demolition and disposal.

•Grinding is a temporary fix but lifting is a permanent solution

5


»

Trip Hazard SolutionPhone Number: 714-610-9252Cell Number: 714-926-2611

Email Address: [email protected] www.triphazardsolution.com

No Municipal Building Permits required.

What are the benefits of concrete leveling over replacement?

•The cost of leveling usually represents a savings of 70 percent over replacement.

•The leveling process can be completed in a mat-ter of hours

•Landscaping and adjacent areas are usually unaf-fected by our process.

•Leveling maintains the uniform color of your concrete slabs.

•Concrete leveling reduces job time, energy utili-zation and environmental problems associated with concrete demolition and disposal.

•Grinding is a temporary fix but lifting is a permanent solution

5

�

CondoManagement » April 2010

POOls

COVER sTORY

A

a better idea to fix trip hazards

No matter where you live, there are sidewalks and trees. Trees make the en-vironment nice to look at and healthier to live in. The problem is when trees are planted too close to sidewalks; they can push up the concrete, causing trip hazards. Trip hazards can result in physi-cal injuries, and when this happens within a homeowners’ association, lawsuits often follow.

In the past, the only options for removing trip hazards were grind-ing or replacing the whole section of concrete. But there is a way to lift sidewalks, remove the tree roots causing the lifting, level the ground and re-install the sidewalk section. This method is less costly than replace-ment and keeps the sidewalk looking much better than grinding, which is not a permanent solution.

Trip Hazard Solutions has worked with the LanesEnd Homeowners Association in Irvine, Calif., to make their community a safer place to live. LanesEnd is a mature community with many trees and sidewalks. The management company wanted to solve the problem of multiple trip hazards throughout the community. We inspected the entire community for any uneven walkways that had the potential to cause injury or danger to residents. The association manager of LanesEnd is Cindy Ritter of Keystone Pacific Property Management in Irvine. We have worked with Cindy on several of her properties removing trip hazards. We notified Cindy of our findings, and the board ultimately decided to use our service to eliminate existing trip hazards. The association is very pleased with our technique, as it does not leave the repaired section of concrete looking any dif-ferent from the surrounding concrete.

This new lift-and-fix technique is more cost effective than replacement, and it leaves a much better look than grinding, which not only causes the sidewalk to become discolored, but it often has to be done over and over at the same place, causing the concrete to become thin and prone to breakage.

Keeping communities safe and free of trip hazards has become the concern of many home-owners’ associations. But keep in mind that it is much more cost effective to pay to remove a trip hazard than it is to pay for an injury lawsuit.

By Wendell Connor

Keeping

communities safe

and free

of trip hazards

has become

the concern of

many homeowners’

associations.

�

April 2010 » CondoManagement B

During the last two years, our commu-nity has had to address about three dozen trip hazards caused by Camphor trees that were lifting up our sidewalks. After careful consideration, our board of directors chose to address these trip hazards with the lift-and-fix procedure. The board determined that the lift-and-fix approach would be a better long-term solution to the prob-lem because grinding would only weaken the concrete and ruin its appearance, and would eventually require the costly replacement of the concrete because the problem roots would remain.

The lift-and-fix approach has proved an effective solution to our sidewalk trip hazard problem. After the sidewalks were lifted, the problem roots were cleared out and the sidewalks were replaced, effective-ly removing the trip hazard without mar-ring the appearance of the sidewalks, as grinding would have done. We have been pleased with the results of this procedure and would definitely utilize this service again in the future.

As a community association manager we are always looking for new fresh ideas. We were experi-encing a lot of trip hazards due to the maturing Camphor trees. There were so many that removing the existing sidewalk and pouring new sections would have been very invasive to the residences of the community, not to mention ex-tremely costly. Real Estate Repairs approached me with their idea of lifting the sections of the side-walk, leveling the earth beneath and replacing the sidewalks. I pre-sented the idea to the board and they agreed to give it a try. The idea of lifting the sidewalks in-stead of grinding them or replac-ing them was a huge enhancement to the property; the board and the homeowners love the result. The sidewalks are level and the cost was minimal.

Cindy Ritter, LanesEnd HOA Manager

Dave Petka, LanesEnd HOA Treasurer

�

CondoManagement » April 2010C

PEsT CONTROl

Developing a condominium property is no small task, and you can’t afford to take shortcuts in the construction process. Before you break ground, it’s imperative to have a clear vision for the final product and a plan for achieving your goal. One detail you can’t afford to overlook is designing and building to keep pests out.

When their natural habitat is disturbed, pests can wreak havoc on a new construction site. They can infest drywall, shingles and wood and, if undetected, they can literally be built or sheet rocked right into the building, causing expensive structural damage. Your firm and your prop-erty can’t risk a damaged reputation due to the presence of pests.

Condo developers looking for a proactive approach to keeping pests off their property should consider Integrated Pest Management (IPM). IPM focuses on understanding why pests are attracted to a property in the first place – typically in search of food, water and shelter. This ongo-ing approach stresses prevention over remediation and emphasizes al-ternative solutions, such as sanitation, facility maintenance and landscaping. Taking steps before and during construction can save you time, money and headaches when the doors open down the road.

Do your homework on the front endCall a licensed pest management professional to survey your site and help review your plans

before breaking ground. He or she can help ensure your building won’t become a haven for pests. A professional’s suggestions may include:

» Set out monitors to assess pest populations in the area. Once you know what kind of pest species you’re dealing with, you can take steps to reduce or mitigate pest activity.

» Sufficiently grade the property to eliminate the chance of puddles forming around the foun-dation – moisture attracts pests like mosquitoes and termites.

bUiLd a stroNG foUNdatioN for pest MaNaGeMeNt sUCCess

By Patrick T. Copps

Announces Online Voting with:

TIEiVOTETM

Online voting system designed specifically for the

Community Association Industry!

www.theinspectorsofelection.comLearn more online and request a quote at:

Install a half-meter gravel strip around the units and trim back vege-tation from the building.

�

April 2010 » CondoManagement D

» Choose non-cellulose build-ing materials to deter ter-mites, and have a pest man-agement professional apply a preventive termite barrier to the property.

» Incorporate the installation of screens for the project when these are needed to prevent pest entry through windows, doors or vents.

Encourage smart and responsible building habits

Once the building process of-ficially begins, pests will be dis-placed from their homes. Take the following steps to manage the situ-ation:

» Keep the site as clean as possible during construction in order to deter pests at-tracted by food and odors. Ensure all doors and windows are flush against frames and install weather stripping.

Ask workers to appropriately dispose of food wrappers and drink cans, so they don’t sit out overnight.

» Pests like foreign grain beetles can feed on the fungus that accumulates on wet wood for more than a year, so cover up all building supplies at the close of each workday.

» Install sodium vapor lights, which are less attractive to flying pests than mercury vapor or fluorescent lights.

COnTInuED On PAgE J

�

CondoManagement » April 2010

BY TiffANY NguYEN, CCAM

MANAgEMENT MONThlY:

E

It’s obvious that technology developments are rapidly – and permanently – changing the way community managers are conducting business. utilizing the ground mail system and even the telephone are occurring less and less. Community managers who have been in the business for a long time tend to become overwhelmed by the need to change office logistics and practices, as well as be trained on new technology in order to adapt to changing times. These realizations are nothing new, but how can community management companies stay on top of these advancements and utilize change to their benefit? By observing and participating in the emerging technology trends impacting our industry and remaining knowledgeable, we can better serve our clients today,

as well as 10 years down the road. The increase in web-based tools and

“greener” practices are enhancing the qual-ity of homeowner service. With new tech-nologies, our service level increases, making community association life much more man-ageable. More homeowners are requesting to receive their statements electronically and to pay their association assessments online. Homeowner boards are requesting electronic files on CDs, versus hard documents, saving time, money and paper.

Corporate websites are no longer merely for sales and marketing purposes. Clients are now looking to community management company websites for value-added services; such as the ability to submit maintenance requests, request billing address changes, register to attend a board training semi-nar, and certainly to be able to commu-nicate with community managers online. Sophisticated e-mail services allow companies to distribute mass announcements to homeowners quickly and easily, track each recipient’s delivery status and maintain a detailed subscriber list

CoMMUNity MaNaGeMeNt teChNoLoGy treNds: What’s oN the rise?

for easy administration.As we gain more exposure to new technology, maintaining quality training pro-

grams and procedures are vital for community management companies in order to keep up with current times. The next generation of community managers will be expected to be savvy with computers, smart phones, and be in tune with online social media, such as Facebook, for connecting with clients on a professional level. naturally, there will be less manual writing, as community managers will document everything electronically. It is important to consistently train all levels of staff from the most senior director to the newest trainee to ensure that everyone is on the same page with company policies and procedures; especially procedures on communicating with clients on social media networks. When company policies and procedures are consistent, goals remain clear and achieving them for the company

Technology can

be used to remain

one step ahead in

anticipating

the needs

of clients.

COnTInuED On PAgE H

�

April 2010 » CondoManagement

lANDsCAPiNgfiNANCE

F

in yet another hit to the beleaguered real estate markets throughout the coun-try, Wells Fargo Bank implemented a new policy to not make loans on condominiums or other Planned Unit Development (PUD) properties.

Wells Fargo’s new policy states that an insurance company (e.g., State Farm, Allstate, Farmers Insurance or AIG) cannot issue a policy to a condominium association (or other single family home PUD) if it has already issued a policy on any other PUD or homeowners association (HOA). The issue arose recently when a San Francisco Bay Area condominium buyer had his loan rejected by Wells Fargo. The reason: Fannie Mae (FNMA) won’t repurchase the loan on the secondary money market because the HOA’s insurance company insures other HOAs or PuDs.

When asked for clarification, Wells Fargo representative Shane Copper-Wilson stated, “I can’t change anything. FNMA has told us not to ac-cept policies like this one. We are currently negotiating to have this changed, as our own Wells Fargo insurance has sold many similar policies. Unfortunately we have been discussing these for months now. FNMA does not count members of the program as affiliated projects. I have seen a lot of these, and we understand that they are not really pooled the same way as a real pooled policy. But the current direction from agency and credit policy is that they are unacceptable.”

Wells Fargo bases its decision on Fannie Mae’s 2007 Selling Guide, which prohibits lenders from selling loans to Fannie Mae if the HOA’s insurance is issued by an insurance carrier that covers “multiple unaffiliated condominium associa-tions or projects.”

The new policy comes as a surprise to many in the real estate industry. The Fannie Mae annotation is an attempt to avoid the circumstance where one insurance com-

pany insures many condominium associations under one policy. This becomes problematic when one association has a claim that uses up all the insurance. The other “pooled” associations end up with no coverage.

“That’s different,” says Jody Jones of Select Commercial Insurance Services, Inc., “from ‘risk purchasing groups,’ where many associations band together to get policies from an insurance com-pany that does not limit the amount of the claims that can be made.” In that situation, if ABC HOA makes a claim on a $5 million policy that costs the insurance carrier all five million, XYZ HOA can still make its independent claim for five million as well. That isn’t the case in a pooled insurance policy. In a pooled policy, if the five million is used up by one HOA, it’s used up for all of them.

Wells Fargo may be reading the two-year-old FNMA Selling Guide too restrictively. If the Wells

Fargo interpretation is correct, then each HOA – not just each condo association, but every home-owners’ association in the country – would have to be insured by a different insurance carrier. And the insurance company could only insure one HOA. Period.

WeLLs farGo baNk stops MakiNG LoaNs oN CoNdoMiNUMs aNd pUds

By Christopher Hanson

Wells fargo’s new policy states that an insurance company cannot issue a policy to a condominium as-sociation if it has already issued a policy on any other PuD or homeowners association.

COnTInuED On PAgE J

�

CondoManagement » April 2010g

Managers earn CMCA credentialThe National Board of Certification for Community Association Managers (NBC-CAM) granted credentials to 726 profes-

sionals who earned their Certified Manager of Community Associations (CMCA) credential between July 1, 2009, and February ��, �010.

The CMCA signifies that a manager has passed NBC-CAM’s national exam and met the requirements for managing condo-minium, cooperative and homeowner associations. Nearly 10,000 professionals have earned CMCA certification since the program was created in 1995.

NBC-CAM was founded by Community Associations Institute (CAI) to establish guidelines for acquiring and demonstrating fundamental knowledge of community association management. An affiliate of CAI, NBC-CAM operates as an independent entity.

To obtain CMCA certification, managers must complete and pass a prerequisite course on community association manage-ment or fulfill the experience requirement and pass the NBC-CAM CMCA examination. Certified managers must adhere to the CMCA Standards of Professional Conduct and take continuing education courses for recertification. CMCA recipients who don’t comply with the CMCA Standards of Professional Conduct are subject to disciplinary action, up to and including suspension or revocation of the credential.

NBC-CAM is the first and only national organization created solely to certify community association managers and to help consumers identify managers who have demonstrated fundamental competency and knowledge in this profession.

With the continuing increase in association-governed housing, there is an expanded need for education in community association management. The number of community associations in the United States has grown from 10,000 in 1970 to more than �00,000 today.

A community association manager’s duties include providing admin-istrative, operational and managerial counsel to association boards and residents; developing association budgets and financial reports; enforc-ing community association covenants and restrictions; overseeing pay-ment for community association services, and managing association per-sonnel.

The following managers from California, Florida, Minnesota and New England received their CMCA between July 1, 2009 and February 28, �010:

California: Jay Aguilera, garden grove; Eric Angle, Indio; Karen Ansell, Palmdale; Joseph Apelo, Los Angeles; Michelle Atencio, Menifee; Cassandra Barrett, El Dorado Hills; sandra Bevardos, Winnetka; Jerry Bice, San Diego; Michael Brown, Auburn; Robert Campbell, Long Beach; Patricia Chandler, San Diego; Curtis Cook, Sacramento; stephanie Dayton, Bradley; Robin fennell, San Diego; Tonia ferreira, Chula Vista; Amy

ferrell, San Diego; loren fisk, Bonita; sarah gilman, San Diego; Roy greenlee, San Diego; Co-lee grev, Julian; Crystal Griffin, Perris; Tracey hackwith, Ladera Ranch; Bob harvey, San Bernardino; Pamela hazard, Alta Loma; William heining, Los Angeles; Mary herrick, Moreno Valley; Dori Kagan, Fountain Valley; Cheramy Krueger, Tehachapi; Bruce latta, La Quinta; Timothy Maw, Murrieta; Janet Mehan, Huntington Beach; Julie Menas, San Diego; Byron Mettler, Ramona; Keila Miramontez, Castaic; Jesse Moreno, Long Beach; Pamela Morris, Ladera Ranch; Patrick Morrisey, San Diego; Cathy Mount, Fremont; Michael Neveu, Coarsegold; Tonya Newton, San Jose; Melvin Norell, glendale; Anthony Nourse, Long Beach; Richard Osborne, Palm Desert; Rosmen Paguio, Laguna niguel; Tina Palacios, Mission Viejo; gina Pauley, newport Beach; Mike Phillips, Irvine; Judy Pisanelli, Temecula; Chit Prashar, Dublin; Mark Reider, La Quinta; William Reimbold, Los Angeles; Kelly Robertson, Desert Hot Springs; Melissa Roldan, gardena; Diane Rossiter, Van nuys; Michael Rowley, Mammoth Lakes; stacy serna, Moreno Valley; John shordike, The Sea Ranch; liza smith, Truckee; Barry sterett, Rancho Mirage; Patricia stoliar, Corte Madera; Thomas stuart, Santee; Tawny Tillinghast, San Diego; Karen Tillotson, Murrieta; Cynthia Van Cleave, San Marcos; Nancy Vlasak, Laguna niguel; scott Walker, Ventura; Douglas Ward, Lake Forest; greg Weirich, granite Bay; Reina White, San Marcos; Kevin Williams, San Francisco; Ken Zimmerman, Canyon Lake

NATiONAl CORREsPONDENTs’ CORNER

9

April 2010 » CondoManagement H

florida: JoAnn Alpert, Deerfield Beach; Donna Baran, new Port Richey; Michael Barber, Vero Beach; steve Caballero, Lake Worth; William Carr, Estero; Carolynne Casale, Palm Beach gardens; Adrienne Comegys, Vero Beach; Robert Comeriato, naples; Cleveland Cradic, naples; stephen Cusson, Cape Coral; silvia Daniels, Port Saint Joe; Brian Davis, Saint Petersburg; Rob Edgington, Englewood; Jennifer frost,

Celebration; Christine gillett, Sarasota; Dean hammack, Tampa; Kristie hampton, Hernando Beach; Brian hartsell, Sarasota; John hoover, Bradenton; Jose humaran, Hialeah; Vesselin ivanov, Ponte Vedra; linda Johnson, St. Cloud; Maurice Kearns, Apopka; scott Kohls, naples; Zsolt Kovacs, Port Orange; Robert Kresnik, Wesley Chapel; Christopher lester, Fort Myers; Nicholas lichter, naples; Ethan loschiavo, naples; Neil lukey, Tampa; lisa Mann, Davie; Marcelo Martinez, Coral Springs; george Mcgarry, Deerfield Beach; Richard Mena, Kissimmee; frederick Meyers, Port Saint Lucie; Mark Murphy, Wilbur By The Sea; Danielle Noland, Lehigh Acres; Mike Owens, Panama City Beach; Nancy Page, Bonita Springs; Deborah Paul, Temple Terrace; Wanda Pearson, Bonita Springs; Orlando Pereira, Boca Raton; Tom Petty, Tampa; Jennifer Presson, Jacksonville; Paul Reardon, new Port Richey; Bernie Rohm, Panama City; Robert Rupp, Tierra Verde; lynn salcedo, Palm Coast; susan sheets, Spring Hill; Kenneth shumate, Saint Augustine; Vaida silvia, Saint Johns; Brooke smith, Saint Petersburg; Dorothy spriggs, Palm Harbor; Mary stallone, Orlando; Eric steiner, Brandon; Barbara Jean Thomas, Venice; Brad Thomas, Estero; Alessio Troia, Miami Beach; Ronald Tsolis, Dunedin; Drexel Turner, Fort Myers; Dorothy Vanderford, Bonita Springs; Avelino Vide, Tampa; leah Weber, Sarasota; Roger West, Rockledge; Elizabeth Wilson, Milton; lynn Wyszynski, Clearwater

Minnesota: Margaret Carter, Burnsville; sherri Cavanaugh, Crystal; Jesse Dubuque, new Brighton; Mark gittleman, Edina; Janna halberg, St. Paul; Kim hansen, Minneapolis; Connie Kuehni, Red Wing; Justin lattu, Falcon Heights; shelly Muelken, Red Wing; Vicky strand, Woodbury; Brenda Thomas, St. Paul; Toni Wood, St. Paul

New England: Mary Andrews, Buzzards Bay, Mass.; Rose Boychew, Bridgeport, Conn.; DeAnna Broadley, East Falmouth, Mass.; John Ciolfi, Medfield, Mass.; Toni Curcuru, Gloucester, Mass.; gaynor Dickenson, Groveland, Mass.; Karin hardy, Jamaica, Vt.; David herrick, Topsfield, Mass.; Patrick holland, Lowell, Mass.; steven hornsby, Norton, Mass.; Robert Keller, Watertown, Mass.; Jarrett lau, Boston, Mass.; Richard McClain,

Malden, Mass.; Nadine Neil, East Falmouth, Mass.; Diana Norbury, Quincy, Mass.; Bruce Potekhen, Manchester Center, Vt.; Barbara Quinn, Lynn, Mass.; Matthew Rufo, Framingham, Mass.; Peter smith, Acton, Mass.; lorraine soucy, uxbridge, Mass.; sarah stewart, Beverly, Mass.; Jo Titsworth, Westport, Conn.; stephanie Tobin, Laconia, n.H.; Michael Wright, Springfield, Mass.

and its clients become much more obtainable. In addition to remaining open to learning new technology and software, searching for technical tutorials on the Internet can lead to the discovery of free resources for further learning. Many major software programs offer free tutorials and resources through their company websites.

Technology can be used to remain one step ahead in anticipating the needs of clients. Posting relevant information, policies and forms for homeowners and a frequently-asked-question section on community websites could result in fewer calls. With a few clicks of a mouse or track pad, everything a homeowner needs could be made readily available from the comfort of her own home.

Maintaining an open company door policy is important too. All levels of staff should be encouraged to submit customer service enhancement ideas to upper management for consideration. Online surveys can be quite valuable as well to acquire homeowner service feedback, including solutions to client needs, which can lead to the most important purpose of a ser-vice-based company: client satisfaction. By taking surrounding trends and channeling them into efficient, innovative ways of improving client service, community management companies can achieve success by fulfilling homeowner needs.

When all is said and done, service is what truly counts. The way a business reaches out to serve clients and maintain their overall satisfaction can be done with a physical helping hand or the click of a mouse.

Tiffany Nguyen is the director of marketing and web technologies for Keystone Pacific Property Management Inc., in Irvine, Calif.

CONTiNuED fROM PAgE E Management Monthly...

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CondoManagement » April 2010 I

ROOfiNgPOOls

GreeN eNerGy optioNs for yoUr CoMMUNity sWiMMiNG pooL

Does it seem like you’re spending more and more on your electric and gas bills for your community pool? This article outlines some simple steps to cut your utility bills today.

saviNG eNerGy:

By Fred Ross

Reducing electric energy usageYou can take several steps to lower the amount of electricity used at

your facility. Some facilities have cut their electric usage by as much as �0 percent by taking these actions.

» Set your pool lights to go off when the facility is closed at night. Leaving your pool lights running all night only increases your electric bill.

» Upgrade to an energy-efficient Energy Star pump and motor. These pumps and motors are certified by the U.S. Consumer Products Commission to meet or exceed minimum certifications.

» upgrade to LED for your underwater lights. not only will the upgrade pay for itself in about six months, you will not believe how cool your pool will look at night.

» Upgrade to Variable Frequency Drive (VFD) circulation motors. These motors achieve excel-lent energy savings by reducing the speed (rpm) of the motor at various times of the day to reduce energy consumption. VFD motors can achieve �0 percent to �0 percent reduc-tions in your energy costs.

Reducing natural gas energy usageMost commercial swimming pools, spas and wading pools are heated

by natural gas heaters. These heaters vary from �00,000 BTu to over two million BTU in thermal output. Heating a junior Olympic pool (75 feet by 50 feet) year-round in California, for example, can cost anywhere from $��,000 to $��,000 per year.

The following are some simple no-cost options to control your pool-heating bill.

1. Reduce the pool temperature from �� degrees to �� degrees. Each one-degree drop in pool temperature can save you thousands off your yearly gas bill.

�. Reduce the spa temperature from 10� degrees to 10� degrees.

�. Perform quarterly or semiannual maintenance on your heaters to insure they are operating at top efficiency. A poorly maintained heater can rob you of up to �0 percent in wasted energy usage.

�. If practical, use pool covers. Covering your pool at night is the simplest and lowest-cost method of reducing your heating bill by as much as �0 percent. If you use pool covers, make sure your

11

April 2010 » CondoManagement J

Build a strong foundation ...CONTiNuED fROM PAgE D

The final touches Once your structure is complete, facility maintenance and landscaping play an integral role in keeping pests from being

the first to take up residence. Your pest management professional may recommend that you incorporate these preventive measures:

» Work with an HVAC professional to create positive airflow – air that flows out the door rather than in. When doors open, you want the air to push flying insects out rather than suck them into your buildings.

» Ensure all doors and windows are flush against frames, and install weather stripping. Some cockroach species only need 1 ½ millimeters to access the building.

» Install a half-meter gravel strip around the units and trim back vegetation from the building. Rodents do not like to be out in the open, so this will provide a no-cover zone. Also, the barrier creates a rough terrain for insects to traverse.

Open for business Once your condo property is complete, work with your pest management professional to implement an ongoing IPM pro-

gram to ensure the measures you took during construction will not be in vain. Some providers will even conduct training sessions for maintenance staff to help get them on board with the property’s pest management efforts.

Make sure your condo development is an attractive place and built to last by incorporating pest management throughout the building process. The proactive measures you take now will save you a lot of hassle on the back end and ensure that your company and property maintain pristine reputations.

Patrick Copps is technical services manager for Orkin’s Pacific Division.

owners’ association in the country – would have to be insured by a different insurance carrier. And the insurance company could only insure one HOA. Period.

Why does Wells Fargo not make loans on condos then? Maybe it wants out of the condo market; this would be a great excuse for doing so. After all, the FNMA policy is over a year old yet Wells Fargo is just now implementing it.

With foreclosures rampant throughout the country, and with condominiums losing value at a faster rate than single-family houses, pulling out of the condo loan market may not be a bad strategy. It’s likely illegal; especially considering the fact that Wells Fargo isn’t refusing to make loans on single family homes in subdivisions with risk purchasing group type insurance policies. Condos are purchased by those who can’t afford bigger homes, e.g., minorities, elderly and single people. Those are protected classes of borrowers. Wells Fargo’s no-loan policy feels discriminatory in its application, even if not in its intent.

Christopher Hanson is a partner at Hanson Law Firm.

Wells fargo Bank stops...CONTiNuED fROM PAgE f

facility is locked each night to prevent residents from accidentally falling into the pool and becoming trapped in the pool covers.

some additional options to control your heating costsIf you heat your pool year-round and live in the Sunbelt, consider upgrad-

ing to solar pool heating. The new solar heating solutions for swimming pools have improved dramatically over the first-generation solar heating systems. If you have not looked at this option for your community in the past two or three years, it is worth taking another look. using our junior Olympic pool as an example, installing a solar pool system with �0 percent coverage can reduce your natural gas heating costs from $��,000 to $1�,000 per year. Over the life of the solar heating system, you can achieve savings up to $�00,000 over traditional natural-gas-only heating systems.

Fred Ross is the president of Deckside Pool Service in Orange County, Calif.


CALIFORNIA CORREsPONDENTs’ CORNER

Happenings at Keystone Pacific Property Management

Johnson added as community association managerKeystone Pacific Property Management Inc. has added Melissa Johnson as a community associa-

tion manager.In her new position within the company’s Irvine office, she manages a portfolio of existing com-

munities throughout Orange County.Johnson is currently pursuing her Certified Community Association Manager (CCAM®) designa-

tion through the California Association of Community Managers (CACM®).

Ramos honored with awardKeystone Pacific Property Management Inc. has awarded Rio Ramos of the Irvine office with

The Excellence in Service Award. The honor is presented to a team member that promotes Keystone Pacific’s philosophy: to deliver exceptional customer service and exhibit superb lead-ership qualities.

Ramos joined Keystone Pacific in 2002 as an escrow associate and was promoted to junior ac-countant in 2008. In his current position, he assists all areas of the accounting department includ-ing accounts payable, accounts receivable and escrow services. Ramos prepares resale demands, sets up new accounts, implements department software enhancements and excels in customer service.

“Rio’s efforts and contributions have been outstanding as he continues to perform all responsi-bilities with initiative, growth, energy and focus,” said Mike Smith, controller for Keystone Pacific Property Management. “He continues to assist three different accounting departments, provides outstanding customer service and has diligently worked to improve efficiency.”

Hickman and Oymaian promotedKeystone Pacific Property Management has promoted Jacade Hickman from general ledger as-

sociate to accounts payable supervisor and Greg Oymaian from community association manager to group coordinator. Both are located in the Irvine office.

In his new position, Hickman will be supervising the accounts payable associates, managing all client check distribution and related payment programs, serving as the primary bank liaison, as well as contributing to the financial and budget processes for Keystone Pacific Property Management’s clients. Hickman holds a Bachelor of Science degree in International Studies from the University of California, Irvine (UCI).

As a group coordinator, Oymaian primarily serves in a mentor capacity to a group of community association managers. He also supervises the associate community association manager and en-sures team cohesion in handling unique client needs.

Jacade Hickman

Rio Ramos

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CONTINUED ON PAGE 19

CALIFORNIA CORREsPONDENTs’ CORNER

Greg Oymaian

News from PCM Inc.Storage is new general manager of Laguna Woods VillageProfessional Community Management of California Inc. announced that Jerry Storage has been

named the new general manager of Laguna Woods Village. With 32 years of experience in manage-ment, maintenance, security, construction and financial analysis, Storage will utilize his expertise to provide excellent customer care to the residents of Laguna Woods Village.

In his role as GM, Storage will oversee the 2,100 acre community, which is comprised of 18,000 residents and more than 12,736 dwelling units. The operation includes the oversight of more than

Oymaian is currently pursuing the Certified Community Association Manager (CCAM®) designa-tion through the California Association of Community Managers (CACM®). He obtained his California real estate license in 2001.

900 equivalent full-time employees, as well as all services associated with management of the community includ-ing transportation, communication, technology, broadband services, secu-rity, human resources, financial servic-es, landscaping and maintenance.

“We are extremely pleased to an-nounce Jerry as the new general man-ager for Laguna Woods Village,” stated Donny Disbro, CEO. “He is noted as one of the industry’s most respected ex-perts and is fully equipped to uphold the PCM standard of excellence. In ad-dition, Jerry’s diplomacy will assist our boards of directors to achieve the goals set out for their community.”

Storage has served for almost 12 years on the management team for Laguna Woods Village, beginning his career in the maintenance division as the planning and engineering man-ager and moving up to the director of maintenance and security, a title he has held for the last 10 years. Prior to joining PCM Inc., Storage worked with Black & Veatch for 20 years, as a proj-ect engineer, chief design engineer and finally as a project manager.

Storage holds a Bachelor of Science in Engineering from Pennsylvania State University and a Master of Business Administration from American University, Washington, DC. He also possesses numerous designations such as a Certified Community Association Manager (CCAM) from California Associations Institute and an American Society of Industrial Security certifica-tion.


POOLs

Memorial Day marks the start of pool season for many homeowners’ asso-ations. Unfortunately, this is also the riskiest time of year for pool drownings. According to the Consumer Product Safety Commission, 250 children die annually from private pool drownings and another 2,600 are hospitalized. A few seconds’ lapse in parental supervision is usually responsible. To avoid such tragedies, practice the “layers of protection.”

Fabulous fencingPool fences are by far the most effective deterrent against drowning,

but they must be properly designed. Fences should be at least four feet high and non-climbable. With chain link fencing, this means the mesh opening should be 1¼ inches or less – too small for a toddler to get a toehold on. With iron fences, spacing between vertical bars can be no more than four inches. Horizontal supports must be mounted facing the pool and spaced greater than 45 inches apart.

The weakest link in all fencing is the gate. Gates must be self-closing and self-latching so they slam shut if inadvertently left open. Moreover, gate latches should be mounted at least 54 inches off the ground and have childproof release mechanisms. Baby fencing, a secondary fence installed closer to the pool’s edge, is also an option where the fence encloses the yard but not the pool. Baby fencing may keep young children out of harm’s way but won’t work for toddlers that climb. Still, it adds yet another layer to your protec-tion plan.

If aesthetics are a concern, think about installing black fencing. With a little landscaping, black fencing is practically invisible. If maintenance is a concern, invest in vinyl fencing. It’s more costly but lasts a long time and needs virtually no maintenance.

Cool coversPool covers provide the next layer of pro-

tection. Vinyl covers held down with weights may keep the pool clean, but these covers are unsafe if children fall in and get trapped inside. A better choice is a self-draining mesh cover with a spring-based fastening system that dis-appears when the cover is not in use. These covers are stretched taut across the pool and can support the weight of a child plus several rescuers. Mesh covers cost about $1,500 and support up to 3,500 pounds.

Awesome alarmsInstall alarms on doors leading to the pool. If the door is opened without depressing a child-

proof bypass button, the alarm sounds within seven seconds and stays on until disabled. The alarm is also effective in preventing adults from leaving a door open. If a door is left open for more than 10 seconds, even after pressing the bypass button, it rings again. Door alarms are an inexpensive way to make sure everyone thinks about pool safety.

So there are three fabulous, cool and awesome layers of protection to keep your pool safe. Don’t be a fool; install these cool pool tools and you’ll rule.

Pool rules for foolsDid you ever read the standard set of state mandated pool rules? They are meant to address

health and safety considerations, and they often leave you saying, “Duh, who doesn’t know that?!” But there is something about playing in water that brings out silly, loud and obnoxious behavior

By Richard L. Thompson

COOL POOL TOOLS

CONTINUED ON PAGE 20


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In addition, Storage is a member of eight professional organizations including: California Association of Community Managers, American Society of Civil Engineers, American Water Works Association, Water Pollution Control Association, International Facility Management Association, Association for Facilities Engineering, Association of Energy and Electrical Engineers, American Society of Industrial Security and the American Society of Mechanical Engineers.

Storage will replace Milt Johns as GM who served PCM for 24 years and led the community to receive numerous awards in landscaping, waste reduction, and maintenance.

Bradley and Hart new directors for maintenance and security at Laguna Woods VillageProfessional Community Management has named Marcel Bradley as maintenance director and gene Hart as security

director at Laguna Woods Village.“We are very pleased to see Marcel and Gene in positions with more responsibility,” stated Jerry Storage, general manager

for Laguna Woods Village. “They have both excelled in their service to Laguna Woods Village and we look forward to their greater role in delivering customized management solutions for this community.”

California Correspondents’ CornerCONTINUED FROM PAgE 17

Bradley, a civil engineer and con-struction manager, previously served as projects department manager at Laguna Woods Village before this promotion. He brings strong managerial and engineer-ing experience to the position, as well as a comprehensive knowledge of the community.

During his time at Laguna Woods Village, Bradley has overseen many large and small scale community projects, such as the roofing and paving programs, fa-cility renovation projects and new con-struction. He has also served as staff officer of the Golden Rain Foundation Maintenance and Construction Com-mittee and the Golf Building Ad Hoc Committee and has the distinction of Certified Construction Manager by the Construction Management Certification Institute. Bradley holds his Bachelor of Science in Civil Engineering from the University of Newcastle Upon Tyne.

Hart has been promoted from se-curity manager to security director. He possesses significant experience in law enforcement, having served in the Aberdeen, SD Police Department for more than 17 years.

Additionally, he worked as area vice president of Securitas USA, a private se-curity company and served more than 10 years as district manager for Pinkerton Security.

At Laguna Woods Village, Gene has provided oversight of security servic-es, and in this capacity has enhanced those services for the community. Gene is a member of the American Society of Industrial Security (ASIS) and is certified with the California Bureau of Security and Investigative Services (BSIS).


in some.Homeowners’ associations have additional challenges

when it comes to the pool. Consider these all-too-common occurrences: One of the big bugaboos is certain “guests” that use the pool. As it turns out, these folks may not be guests at all – just gatecrashers. Then there are the former residents that feel right at home coming back to take advan-tage of the amenities. And sometimes grandkids cavort from dawn’s early light to the setting of the sun … but where are their grandparents? How about those midnight swims au naturel? And don’t forget Rover … he’s a water spaniel!

Trying to control some kinds of pool behavior can be down-right maddening. But as a private community, the HOA can set specific rules that fit with the lifestyle of the residents and protect the viability of the facility and privacy of the

Cool pool toolsCONTINUED FROM PAgE 18

members. Since this isn’t a pub-lic facility and the HOA does have legal liability for what goes on there, it’s entirely appropriate to make rules when necessary. These rules can carry penalties imposed by the HOA. One of the most ef-fective penalties is restricting ac-cess to the pool, backed up by monetary fines if the restriction is violated. Holding residents di-rectly responsible for the actions of their guests is essential to minimize policing.

Not all bad pool behavior can be controlled by rules or penalties. Don’t overlook the use of police if dealing with

Do you know board members not receiving the magazine?

Is your manager receiving the magazine?How about the vendors you work with?

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trespassers or drunk and disorderly be-havior. Professional law enforcement does have its place.

With pool season coming on, consider adopting a special set of rules if neces-sary. Rather than have them carry an authoritarian tone, preface them with a statement like, “This pool is here for the enjoyment of all residents. The following activities disrupt the enjoyment. This is your pool. Please do your part to keep the peace.” When it comes to rules at the pool, let the pool rule.

Richard L. Thompson of Regenesis.net is a nationally recognized HOA expert. Article reprinted with permission of Regenesis.net.


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Documents

CALIFORNIA EDITIONAlthough difficult to look beyond all of the inconve-niences and costs, it is important to remember the true in-tent of the VGB law: to make pools safer. While frustrating